190 Halstead Ave · Sloan, NY 14212

$139,900

4 bd · 1.5 ba · 1,339 sqft · SingleFamily public records · 205 Days on market

Built 1940 3,920 sqft lot $104/sqft · 39% below area Est $230k · 39% under

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.6/10.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 194 Halstead Ave, a delightful single-family residence offering 4!bedrooms and 1 full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

Key facts

• Solid mechanics
• Durable vinyl siding
• Conveniently located

Tags

• SOLID ROOF
• DURABLE VINYL SIDING
• COMFORTABLE CARPETING
• PRACTICAL VINYL FLOORING
• SOLID MECHANICS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $78 ($940/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.7% in Sloan — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#215 in NY, #3,348 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D-, amenities F.
• Cheektowaga-Sloan Union Free School District (urban): math 33% / reading 38% proficiency, ranked #555 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 7.2

CMA / ARV

• ARV (median comp): $230,463
• List price: $139,900
• Delta: -39.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Halstead Ave Ave	0.11mi	3/1.0 (-1)	1,320 (-1%)	5mo	$235,000	$178	82
195 Roland St	0.29mi	5/1.0 (+1)	1,300 (-3%)	5mo	$155,000	$119	70
189 Gates St	0.41mi	4/1.0	1,392 (+4%)	3mo	$175,000	$126	70
232 Boll St	0.20mi	3/1.0 (-1)	1,224 (-9%)	1mo	$240,000	$196	69
191 Gates St	0.41mi	3/1.0 (-1)	1,329 (-1%)	9mo	$120,000	$90	65
129 Schiller St	0.61mi	4/1.0	1,328 (-1%)	7mo	$179,900	$135	62
441 Schiller St	0.35mi	4/2.0	1,478 (+10%)	5mo	$145,000	$98	61
215 Curtiss St	0.10mi	3/1.0 (-1)	1,160 (-13%)	7mo	$240,000	$207	60
72 Franklin Ave	0.44mi	3/1.5 (-1)	1,430 (+7%)	4mo	$164,250	$115	60
138 Wagner Ave	0.36mi	4/2.0	1,487 (+11%)	7mo	$220,000	$148	56
307 Benzinger St	0.62mi	3/3.0 (-1)	1,363 (+2%)	2mo	$247,000	$181	56
433 Benzinger St	0.59mi	5/1.5 (+1)	1,476 (+10%)	6mo	$170,000	$115	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $81,350
• Equity at exit: $126,033

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $235,978
• Equity at exit: $271,795

Cash invested: $39,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14212

• Home prices YoY: 20.4%
• Active inventory: 83
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$734
• Tax from tax record: −$411 /mo · $4,926/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $78

Break-even live

Break-even rent $1,522

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $158	-5% $118	+0% $78	+5% $39	+10% $-1
Rent	-10% $-50	-5% $14	+0% $78	+5% $142	+10% $206
Rate	-1.0pp $149	-0.5pp $114	base $78	+0.5pp $42	+1.0pp $5

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Rutland Ave Buffalo, NY	4.0	1.0	1430	$2,200	$1.54	11d	1	0.43mi
1777 Broadway Unit 2 Buffalo, NY	3.0	1.0	1300	$1,200	$0.92	44d	1	0.77mi
979 Walden Ave Buffalo, NY	4.0	3.0	1793	$2,000	$1.12	2d	1	0.79mi
1202 Walden Ave Unit 3 Buffalo, NY	3.0	1.0	1500	$1,400	$0.93	17d	1	0.80mi
24 Euclid Ave Buffalo, NY	3.0	2.0	1150	$1,700	$1.48	44d	1	0.84mi
143 Reo Ave Buffalo, NY	3.0	2.0	1143	$1,600	$1.40	12d	1	1.11mi
1150 Bailey Ave Buffalo, NY	4.0	1.5	1100	$1,200	$1.09	24d	1	1.27mi
67 Moeller St Unit UPPER Buffalo, NY	3.0	1.0	960	$1,000	$1.04	3d	1	1.32mi
67 Moeller St Unit LOWER Buffalo, NY	3.0	1.0	960	$1,200	$1.25	24d	1	1.32mi
65 Domedion Ave Buffalo, NY	3.0	1.0	1632	$1,500	$0.92	2d	1	1.39mi

Listing history 23 events

1. 2026-06-18
   days on market $139,900 Active 205 DOM
2. 2026-06-17
   days on market $139,900 Active 204 DOM
3. 2026-06-16
   days on market $139,900 Active 203 DOM
4. 2026-06-15
   days on market $139,900 Active 202 DOM
5. 2026-06-13
   days on market $139,900 Active 200 DOM
6. 2026-06-10
   days on market $139,900 Active 197 DOM
7. 2026-06-09
   days on market $139,900 Active 196 DOM
8. 2026-06-08
   days on market $139,900 Active 195 DOM
9. 2026-06-07
   pricedays on market $139,900 Active 194 DOM
10. 2026-06-05
    days on market $148,400 Active 191 DOM
11. 2026-06-03
    days on market $148,400 Active 190 DOM
12. 2026-06-02
    days on market $148,400 Active 189 DOM
13. 2026-06-01
    days on market $148,400 Active 188 DOM
14. 2026-05-31
    days on market $148,400 Active 187 DOM
15. 2026-04-16
    price $148,400 862-char remark

    Show marketing remark (862 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering 4!bedrooms and 1 full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

16. 2026-01-04
    price $148,900 862-char remark

    Show marketing remark (862 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering 4!bedrooms and 1 full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

17. 2026-01-04
    price $144,900 862-char remark

    Show marketing remark (862 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering 4!bedrooms and 1 full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

18. 2025-11-25
    listed $159,900 Active 862-char remark

    Show marketing remark (862 chars)

    Welcome to 194 Halstead Ave, a delightful single-family residence offering 4!bedrooms and 1 full bath. This well-maintained property boasts a solid roof and durable vinyl siding, ensuring low-maintenance living. Inside, you'll find comfortable carpeting throughout, complemented by practical vinyl flooring in key areas. The home features solid mechanics, providing peace of mind for both owner-occupiers and investors alike. Currently rented, this property presents a fantastic opportunity for rental income or as a cozy family home. Conveniently located near public transportation, shopping centers, and a variety of restaurants, this home offers easy access to all the amenities you need. Don't miss out on this versatile property in a prime location! Seller will provide the existing survey with an affidavit of no change and a 40-year search on the note.

19. 2025-06-29
    historical $1,200
20. 2025-06-26
    listed $1,200
21. 2025-06-25
    historical $1,200
22. 2025-06-25
    listed $1,200
23. 1999-01-26
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,926 · $411/mo
• Projected year-2 tax: $4,926 · $411/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,455
• − Mortgage interest: −$7,837
• − Property taxes: −$4,926
• − Insurance: −$700
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,070
• Taxable loss: −$1,190
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $1,225/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cheektowaga-Sloan Union Free School District
• NCES district ID: 3627000
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $45,810
• Composite: 30.35/100
• National rank: #6263
• State rank: #555 of 590 in NY

Livability — Sloan

• Score: 76/100
• State rank: #215
• US rank: #3348

Category grades

Amenities F Commute C+ Cost of living A+ Crime B Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sloan, NY
• Population (ZIP): 13,603

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 32% Black 27% Asian 25% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 12% Serbian 1% Lithuanian 1%
• Foreign-born: 20% · Philippines, Canada, China
• Languages at home: 68% English-only · Other Indo-European 18% Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 79.80%
• Current HPI: 471.6399
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+196.8% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $148,400 WNYREIS
• 2026-01-04 Price Changed $148,900 WNYREIS
• 2026-01-04 Price Changed $144,900 WNYREIS
• 2025-11-25 Listed $159,900 WNYREIS
• 2025-06-29 Rental Removed $1,200 PROPERTYWARE
• 2025-06-26 Listed for Rent $1,200 PROPERTYWARE
• 2025-06-25 Rental Removed $1,200 SHOWMOJO
• 2025-06-25 Listed for Rent $1,200 SHOWMOJO
• 1999-01-26 Sold (Public Records) $50,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $4,926 · +0.9% YoY. Source: county tax records.